491 Jeter St · Zwolle, LA 71486

$110,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 595 Days on market

Built 1979 1.56 ac lot ↓ 33% since listing

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.4/10.0
• DSCR +4.2/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful tree shaded lot on this large waterfront 1.56 Acres located on Toledo Bend located just outside of Zwolle off Hwy 191. This diamond in the ruff 3-bedroom 2 bath mobile home features a cozy inside with fully equipped kitchen complete with gas range/oven, dishwasher, refrigerator and plenty of cabinets. Just off the kitchen the dining area opens onto a large covered back porch with a waterfront view. You, your family and guest will love the large living room for a relaxing space to watch TV, play games or catch up on the fish that got away stories. The primary bedroom has an ensuite complete with tub and shower. The two remaining bedrooms are large and have ample closet space. Just imagine yourself sitting on the front porch enjoying the peace and quiet with your morning coffee or tea and late in the evening having a cool refreshing glass of ice tea or lemonade on the back porch. For added storage space there is ample space in the outside shed for those big boy toys.

Key facts

• Waterfront view
• Large living room
• Covered back porch

Tags

• WATERFRONT VIEW
• LARGE LIVING ROOM
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $12 ($147/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (18.6% below list).
• Recommended offer: $89k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#198 in LA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A-, housing B+; Watch: amenities F, commute F, employment F.
• Sabine Parish (rural): math 27% / reading 39% proficiency, ranked #40 of 98 in LA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 49 units permitted in Sabine Parish in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($761 loan paydown + $786 appreciation (0.7% local appreciation)).
• Sabine County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 595 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,485 (18.6% below list)

Questions for the listing agent

1. It's been on market 595 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.04×
• Total profit: $1,281
• Equity at exit: $35,925

10-year hold

• IRR: 5.7%
• Equity multiple: 1.68×
• Total profit: $20,807
• Equity at exit: $46,507

Cash invested: $30,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Louisiana: 90 Strongly Landlord-Friendly · R+12
• County: — inherits STATE
• City: — inherits STATE

5-day notice; no state rent control; civil-law jurisdiction; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 71486

• Home prices YoY: 0.8%
• Active inventory: 13
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $12

Break-even live

Break-even rent $879

Max offer price $110,000

Occupancy floor 94%

Sensitivity live

Price	-10% $75	-5% $43	+0% $12	+5% $-19	+10% $-50
Rent	-10% $-58	-5% $-23	+0% $12	+5% $48	+10% $83
Rate	-1.0pp $68	-0.5pp $40	base $12	+0.5pp $-16	+1.0pp $-45

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $110,000 Active 595 DOM
2. 2026-06-18
   days on market $110,000 Active 594 DOM
3. 2026-06-17
   days on market $110,000 Active 593 DOM
4. 2026-06-16
   days on market $110,000 Active 592 DOM
5. 2026-06-15
   days on market $110,000 Active 591 DOM
6. 2026-06-14
   days on market $110,000 Active 589 DOM
7. 2026-06-12
   days on market $110,000 Active 588 DOM
8. 2026-06-09
   days on market $110,000 Active 585 DOM
9. 2026-06-08
   days on market $110,000 Active 584 DOM
10. 2026-06-07
    days on market $110,000 Active 583 DOM
11. 2026-06-07
    days on market $110,000 Active 582 DOM
12. 2026-06-04
    days on market $110,000 Active 579 DOM
13. 2026-06-02
    days on market $110,000 Active 578 DOM
14. 2026-06-01
    days on market $110,000 Active 577 DOM
15. 2026-05-31
    days on market $110,000 Active 576 DOM
16. 2026-05-31
    days on market $110,000 Active 575 DOM
17. 2025-06-18
    price $110,000 989-char remark

    Show marketing remark (989 chars)

    Beautiful tree shaded lot on this large waterfront 1.56 Acres located on Toledo Bend located just outside of Zwolle off Hwy 191. This diamond in the ruff 3-bedroom 2 bath mobile home features a cozy inside with fully equipped kitchen complete with gas range/oven, dishwasher, refrigerator and plenty of cabinets. Just off the kitchen the dining area opens onto a large covered back porch with a waterfront view. You, your family and guest will love the large living room for a relaxing space to watch TV, play games or catch up on the fish that got away stories. The primary bedroom has an ensuite complete with tub and shower. The two remaining bedrooms are large and have ample closet space. Just imagine yourself sitting on the front porch enjoying the peace and quiet with your morning coffee or tea and late in the evening having a cool refreshing glass of ice tea or lemonade on the back porch. For added storage space there is ample space in the outside shed for those big boy toys.

18. 2025-02-27
    price $130,000 989-char remark

    Show marketing remark (989 chars)

    Beautiful tree shaded lot on this large waterfront 1.56 Acres located on Toledo Bend located just outside of Zwolle off Hwy 191. This diamond in the ruff 3-bedroom 2 bath mobile home features a cozy inside with fully equipped kitchen complete with gas range/oven, dishwasher, refrigerator and plenty of cabinets. Just off the kitchen the dining area opens onto a large covered back porch with a waterfront view. You, your family and guest will love the large living room for a relaxing space to watch TV, play games or catch up on the fish that got away stories. The primary bedroom has an ensuite complete with tub and shower. The two remaining bedrooms are large and have ample closet space. Just imagine yourself sitting on the front porch enjoying the peace and quiet with your morning coffee or tea and late in the evening having a cool refreshing glass of ice tea or lemonade on the back porch. For added storage space there is ample space in the outside shed for those big boy toys.

19. 2024-11-01
    listed $165,000 Active 989-char remark

    Show marketing remark (989 chars)

    Beautiful tree shaded lot on this large waterfront 1.56 Acres located on Toledo Bend located just outside of Zwolle off Hwy 191. This diamond in the ruff 3-bedroom 2 bath mobile home features a cozy inside with fully equipped kitchen complete with gas range/oven, dishwasher, refrigerator and plenty of cabinets. Just off the kitchen the dining area opens onto a large covered back porch with a waterfront view. You, your family and guest will love the large living room for a relaxing space to watch TV, play games or catch up on the fish that got away stories. The primary bedroom has an ensuite complete with tub and shower. The two remaining bedrooms are large and have ample closet space. Just imagine yourself sitting on the front porch enjoying the peace and quiet with your morning coffee or tea and late in the evening having a cool refreshing glass of ice tea or lemonade on the back porch. For added storage space there is ample space in the outside shed for those big boy toys.

20. 2007-01-30
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast LA · Resets to sale price

• Current annual tax: $864 · $72/mo
• Projected year-2 tax: $864 · $72/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,738
• − Mortgage interest: −$6,162
• − Property taxes: −$864
• − Insurance: −$550
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$3,200
• Taxable loss: −$1,756
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $568/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Sabine Parish
• NCES district ID: 2201380
• Math proficiency: 27% ▼ -38.00%
• Reading proficiency: 39% ▼ -35.00%
• Median HH income: $37,017
• Composite: 27.41/100
• National rank: #6970
• State rank: #40 of 98 in LA

Livability — Zwolle

• Score: 63/100
• State rank: #198
• US rank: #15582

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing B+ Health & safety A- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zwolle, LA
• City population: 5,042
• Population (ZIP): 5,042

Population outlook (Sabine County) Hauer SSP2

• Today (2025): 23,820 people
• By 2030: 23,505 · -1.3%
• By 2040: 22,885 · -3.9%
• By 2050: 22,235 · -6.7%
• By 2075: 20,257 · -15.0%
• By 2100: 17,348 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: White 47% Black 18% Two or more races 16% Native American 16% Hispanic / Latino 5%
• Common ancestry: Lithuanian 3% Serbian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Sabine

• 2024 margin: Solid R (+70.1) · D 14.6% · R 84.7%
• 2008→2024 swing: -18.5pp toward R · 2008: -51.6pp · 2024: -70.1pp
• All cycles: 2024: R+70.1 2020: R+66.5 2016: R+63.1 2012: R+55.1 2008: R+51.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.71%
• Current HPI: 93.2031
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.29%
• F500 in state: 10

Industry mix (Fortune 500 HQ in LA)

Industry	F500 HQs	Revenue
▸Telecommunications	2	$23B
▸Utilities	1	$12B
▸Wholesale / Distribution	1	$5B
▸Advertising	1	$2B

Price history

-33.3% since first listed

4 events — show timeline

• 2025-06-18 Price Changed $110,000 AcadianaMLS
• 2025-02-27 Price Changed $130,000 AcadianaMLS
• 2024-11-01 Listed $165,000 AcadianaMLS
• 2007-01-30 Sold (Public Records) — Public Records

Property tax history

+12.2%/yr

Latest (2025): $864 · -4.4% YoY. Source: county tax records.